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Wp.18.00662.Ful WP/18/00662/FUL Develop vacant land by the demolition of garage, formation of vehicular access, erection of 25 dwellings & associated landscaping. Land off of Verne Common Road & Ventnor Road, Portland Applicant name – Laming and Sons Ltd Case Officer – Emma Telford Ward Member(s) –Cllr Hughes, Cllr Kimber & Cllr Cocking Taking account of the comments made by the Ward Members the Head of Service considers that under provisions of Dorset Council’s constitution this application should be determined by the Area Planning Committee. 1.0 Summary of Recommendation : 1.1 Delegate authority to the Head of Planning to grant, subject to a legal agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) to secure 5 affordable rented units on site, an affordable housing contribution of £59,254, a financial contribution for grassland compensation and management for the Local Nature Reserve of £15,638 and conditions. 2.0 Reason for the recommendation : • Absence of 5 year land supply • Para of the National Planning Policy Framework (NPPF) sets out that permission should be granted for sustainable development unless specific policies in the NPPF indicate otherwise. • The location is considered to be sustainable and the proposal is acceptable in its design and general visual impact. • There is not considered to result in any significant harm to neighbouring residential amenity. • There are no material considerations which would warrant refusal of this application. 3.0 Key planning issues Issue Conclusion Principle of development The site lies outside of the DDB for Portland. Para 11, d) of the NPPF is relevant as the Council cannot demonstrate a 5 year housing land supply. The principle of development is acceptable if other considerations do not outweigh the lack of a 5 year housing land supply. Visual Amenity Design considered appropriate for the site. Heritage Assets The proposed development would preserve the setting of the Conservation Area. Acceptable impact on the setting of the Scheduled Monument.No need for any further archaeological evaluation or mitigation. Residential Amenity Not considered to result in a significant adverse effect on living conditions of either neighbouring properties or future occupiers of the proposed development. Biodiversity Biodiversity Mitigation & Enhancement Plan considered acceptable. Land Instability Technical Services raised no in principle objection. Highway Safety Highways raise no objections subject to conditions. Drainage Flood Risk Management Team raise no objection subject to conditions. Affordable Housing S106 required for the provision 5 on site units and the remainder (1.25) by financial contribution. Community Infrastructure Levy CIL liable. 4.0 Description of Site 4.1 The application site is accessed off Verne Common Road with Ventnor Road to the western boundary. The site is surrounded by residential development to the west, north and east. From Verne Common Road the site levels slope downwards to the western boundary and the rear of the properties of Ventnor Road. A pathway runs through the north part of the site linking the lower part of Verne Common Road to the higher section of the road. 4.2 The site is greenfield and part of the site is used to graze horses. Planning permission was previously granted (WP/16/00286/FUL) for the erection of 8 dwellings on the site. 4.3 The application site is located outside of the defined development boundary (DDB) for Portland although it is positioned adjacent to the DDB. The site lies in close proximity to the Site of Special Scientific Interest (SSSI). 5.0 Description of Proposal 5.1 The proposed development involves the erection of 25 dwellings. The proposed 25 dwellings would include 2, 4 bedroom units, 14, 3 bed units, 4, 2 bed units and 5 affordable 3 bed units. The site would be accessed off Verne Common Road on the eastern boundary and the proposed layout of the scheme would provide three tiers of housing. The sloping topography of the site means the proposed properties are stepped down the slope. The proposed materials include a mix of render, Portland Stone and grey multi brick. The proposed scheme would also include the provision of 59 parking spaces and 22 garage spaces to serve the proposed 25 dwellings. 6.0 Relevant Planning History Application No. Proposal Decision Decision Date WP/16/00286/FUL Erect 8 dwellings (Resubmission) Approved 19/10/201 6 WP/15/00533/FUL Erection of 8 dwellings Withdrawn - 7.0 Relevant Constraints Outside defined development boundary Adjacent to Site of Special Scientific Interest (SSSI) Adjacent to the Conservation Area 8.0 Consultations 8.1 Natural England – No objection, subject to conditions. Designated sites The applications site is adjacent to land designated as the Isle of Portland SSSI and the Isle of Portland to Studland Cliffs SAC, part of which is also designated Verne Yeates Local Nature Reserve (LNR). Natural England have no concerns in regards to the impact of the development on the condition of the SSSI and SAC during operational phase, however the increase in residential units in close proximity to the LNR is likely to increase management costs for the reserve. Without any additional measures to address the issues outlined above the proposals as they stand will not meet the aspiration for achieving sustainable development by, amongst other things, ensuring proposals achieve a biodiversity net gain as set out in NPPF paragraphs 7, 9, within the core planning principles in paragraph 17, paragraph 109 and 152. If your authority is minded to approve the application, we recommend the development support the ongoing management of the LNR, which could be by way of a contribution to the managing organisation, we would be happy to discuss this with the applicant. Given the proximity of the development to the SSSI & SAC, we advise the below is secured via a condition to ensure no adverse impact on the designated site during the construction phase of the development; • No disposal of materials, waste or debris is permitted within the SSSI. • Temporary construction lighting is angled away from the SSSI to avoid light spill into the sensitive area. • Workers are made aware of the SSSI and risks to the site. BMEP Natural England welcomes the inclusion of a Biodiversity Mitigation and Enhancement Plan (BMEP), however this is not accompanied by a certificate of approval from the Dorset County Council Natural Environment Team (DCC NET). Natural England therefore recommends that permission is not granted until the BMEP has been approved by the DCC NET. Provided the BMEP and any agreed financial contributions has been approved by the DCC NET and its implementation in full is made a condition of any permission, then no further consultation with Natural England is required. 8.2 Natural England (Further Comments) - It is not clear if the applicant has refused to negotiate and acquire an approval certificate with the Natural Environment Team or if they intend to do so and resubmit an approved Biodiversity Mitigation and Enhancement Plan, incorporating our previous advice and the matters within this letter. If the former is the case, please notify us and our advice is likely to change to an objection. If the latter is the case then Natural England do not require re-consulting on this matter unless a the application changes significantly. 8.3 Dorset Police Crime Prevention (Original Comments) – I have reviewed the plans for the above proposed development and wish to make the following comments: I have concerns in relation to the layout and design of the play space and the open land behind houses 13 – 20. • Communal areas such as playgrounds and seating areas have the potential to generate crime, the fear of crime and anti-social behaviour. They should be designed to allow visibility from nearby dwellings, which the current layout does not allow. They should also not immediately abut residential buildings (house 13). Also, by positioning amenity/play spaces to the rear of dwellings (open land behind houses 13 -20) can increase the potential for crime and complaints arising from increased noise and nuisance. • I would also strongly recommend that the security of the dwellings meets the standards laid out in the Secured by Design Guidance: Homes 2016 – Section 2. This is a minimum standard for security but would assist with the sustainability of the development. 8.4 Dorset Police Crime Prevention (Amendments) - I have reviewed the amended plans for the above proposed development and wish to make the following comments: • I am pleased to see that the play area that was next to house 13 has been moved. • I still, however, have concerns in relation to the open land behind houses 13 – 20 and will be speaking to the Architect to see what boundary fencing (if any) is proposed on this development. • I would also like to see that the security of the dwellings meets the standards laid out in the Secured By Design Guidance: Homes 2019 (supersedes Homes 2016). This is the minimum standard of security but would assist with the sustainability of the development. 8.5 Wessex Water - Please find attached an extract from our records showing the approximate location of our apparatus within the vicinity of the site. Sewerage Infrastructure Foul sewers from this area flow to the Victoria Square pumping station, from here flows are pumped onwards to the Weymouth Sewage Treatment Works. The site shall be served by separate systems of drainage: Foul Drainage • A connection to the public sewer network can be agreed for proposed foul flows. • To achieve a gravity connection, a Section 98 off-site sewer requisition may be required across third party land to connect the 225mm public combined sewer in Ventnor Road. Surface Water Drainage • The drainage strategy by GAP Ltd (Oct 2018) indicates attenuated discharge in to the public combined sewer.
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